Section 21 Notice: Why It No Longer Applies (and What to Send Instead)
Section 21 'no fault' eviction notices were abolished in England from 1 May 2026. Here's what that means for existing tenancies, and which Section 8 ground now applies.
You cannot serve a new Section 21 notice in England. Under the Renters' Rights Act 2025, Section 21 'no fault' eviction notices were abolished for private tenancies from 1 May 2026, and all fixed-term assured shorthold tenancies became periodic assured tenancies on that date. If you want to regain possession of a rented property, you now need a Section 8 notice citing a specific ground - most commonly Ground 1 (you want to sell) or Ground 1A (you or a family member want to move in). Use our Section 8 notice template instead.
Can I still serve a Section 21 notice in England?
No. Section 21 'no fault' eviction notices were abolished in England from 1 May 2026 under the Renters' Rights Act 2025. Landlords must now use a Section 8 notice, citing a specific legal ground, to seek possession of a rented property.
What happens to a Section 21 notice I served before 1 May 2026?
Transitional provisions may allow a Section 21 notice served before 1 May 2026 to remain valid if court proceedings were started within the relevant time limit. The exact position depends on when the notice was served - check GOV.UK's Renters' Rights Act guidance or consult a solicitor rather than assuming it still applies.
What replaced Section 21 for landlords who want their property back with no tenant fault?
Ground 1 (you intend to sell the property) and Ground 1A (you or a close family member intend to move in) are the closest replacements. Both require at least 4 months' notice and generally cannot be used within the first 12 months of a tenancy.